1) What counts as "short-term letting" in Ireland, and what's changing in 2026

For the new national registration system, the legislation defines short-term letting around the length of stay.

Short-term letting covers paid stays of up to and including 21 nights (i.e., 21 nights or less).

That definition matters because it sets the boundary between a short-term let and a longer stay. Bookings over 21 nights fall outside the register's definition of short-term letting, but you should still check planning and tax obligations for your setup.

What's new for hosts in 2026

• A single national register, run by Fáilte Ireland, with a registration number per unit.
• Online advertising and platform compliance will tighten because the register is designed to support enforcement and data sharing.

2) The 2026 national register, who must register, and what you will need

Hosts offering stays of up to 21 nights at a time will have to register with Fáilte Ireland by 31 December 2026. The register opens on 1 December. Fáilte Ireland says registration will open once the Short-Term Letting and Tourism Bill is passed.

Registration is online, through the Fáilte Ireland portal. You must complete it yourself, unless the unit is registered for a company, and declare that the unit complies with planning and fire safety requirements. Each unit gets its own registration number.

What you will typically need to provide

You will need your full name, email address, phone number, date of birth, country of residence and address, including the Eircode, plus details of each unit.

Registration will require your Personal Public Service Number (PPSN) and date of birth, plus address details for the unit.

Renewals

Registration must be renewed every year. If you run several properties, plan for one registration and one renewal per unit.

3) What booking platforms are likely to do with your registration number

The whole point of a national register is that enforcement becomes easier to automate. Where a registration procedure applies, platforms must ensure hosts provide a registration number before allowing the listing, and that the number is clearly displayed. Authorities must also have powers to order platforms to remove listings offered without a registration number or with an invalid number.

Ireland's approach is explicitly linked to implementing an EU-wide short-term rental framework, which is designed to improve visibility and enforcement across platforms and authorities.

Practically, you should prepare for:

• Platforms requesting your registration number.
• Your listing needing to display it once issued.
• In practice, expect stricter enforcement once platforms implement the registration checks.

If you manage a portfolio, build a simple system now for tracking each unit's compliance status, registration, and renewal dates.

Practical note: from 31 December 2026, platforms must display your registration number, check listings at random and remove a listing if Fáilte Ireland orders it. They will also send booking data to Fáilte Ireland, typically every month.

4) Dublin planning rules today, when you need permission, and when you do not

Registration is only one part. Dublin hosts also need to understand planning rules, particularly if the property is in a Rent Pressure Zone (RPZ) or if you are changing the use of a residential unit.

Under the new national planning policy, hosts in cities and towns of more than 20,000 people, including Dublin, must confirm planning compliance when they register, with no lead-in period. The policy also restricts new planning permissions for short lets in those areas.

Note: the planning rules use a different 'short-term' threshold (traditionally under 14 days), while the new national register is expected to cover stays up to 21 nights.

In Ireland, short-term letting controls were tightened through 2019 planning regulations, with a strong focus on RPZs and entire-home short-term use.

The key distinction that drives most outcomes

There is a major difference between:

• Home sharing, where you rent a room in your principal private residence while you are also living there, and
• Entire-home short-term letting, where the whole home is let to guests for short stays.

The "90-day" concept, in plain English

In RPZ areas, short-term letting your principal private residence as an entire home is typically treated differently once you exceed annual caps, and you may need to engage with the planning process depending on how the property is used.

Change-of-use risk for second homes and non-principal residences

If the property is not your principal private residence, or if it is effectively being operated as dedicated visitor accommodation, you should assume planning risk increases. In these cases, hosts often need to confirm whether change-of-use planning permission is required before continuing short-term operations.

5) Common Dublin scenarios, what rules usually apply

These examples are a quick way to sanity-check where you sit.

Scenario A: You rent a spare room while you live in the home
This is typically treated as home sharing, and planning requirements are usually lighter than dedicated whole-home short-term letting, but you still need to follow local guidance and any notification steps where applicable.

Scenario B: You rent your entire home while you travel for a few weeks
This is where annual caps and RPZ rules can matter most, especially if you repeat this regularly.

Scenario C: You operate a second apartment as a full-time short-term rental
This tends to create the highest planning risk because it looks like a change of use to visitor accommodation.

Scenario D: You switch to longer stays to reduce compliance complexity
If you offer stays beyond the short-term definition window, you may reduce exposure to the short-term register rules for those bookings, but planning and tax still matter.

Scenario E: You manage multiple units
Plan for per-unit registration and records, and treat compliance as a portfolio system, not a one-off task.

6) What to do now, a practical checklist before 31 December 2026

1. Decide whether you operate stays that fall within the short-term definition.
2. List each unit you operate and confirm whether it is a principal private residence, a room in your home, or a separate unit.
3. Review planning exposure, especially if the unit is in an RPZ or is a dedicated visitor let.
4. Gather admin details you will likely need for registration, including identity details and unit address information.
5. Prepare your listings for a future registration number field, so you can update quickly once registration opens.
6. If in doubt on planning status, get written guidance before you assume you are exempt.

Bottom line

Dublin hosts should treat 2026 as a compliance shift, not just "more admin". The combination of a national register and tighter platform enforcement means short-term letting will be harder to operate in the grey areas. If you plan early, you can protect your income, reduce delisting risk, and avoid planning surprises.